east cambridge development and review process guidelines

East Cambridge Development Review Process and-Guidelines

EAST CA~lBRIDG[ DEELOP~lE~T REnEh PROCESS AND GCIDELl~ES

The purpose of this document is to describe the current East Cambridge Development process and to reiterate the design principles on which the Planning Board and Community Development Department staff base their judgments of development proposals These principles are based pri marily on the East Cambridge Riverfront Plan which is referenced in the Planned Unit Development Districts 2 and of the Zoning Ordinance This sum mary also refers to the extensive experience of the Board and the Department in reviewing the eight projects hich have sought peD Special Permits in the last six years

June 1985

Table of Contents

1 RECENT PLANNING AND DEVELOPMENT IN EAST CAMBRIDGE 2

2 THE PLANNED UNIT DEVELOPMENT (PUD) PROCESS 3

A Open Space Bonus 3

B Project-Related Public Improvements 3

c bull Project Models 3

D Environmental Analysis 4

E Exceptions 4

3 DESIGN PRINCIPLES 5

A Open Space and Circulation Design 6

1 bull Open Space 6 2 Pedestrian Circulation 7

3 bull Service Facilities 7

B Mix of Land Uses 8

1 bull Retail 8 2 bull Housing 10 3 Office 10 4 Parking 10

11C bull Elements of Form

1 bull Height 12 2 bull Scale 3 Hassing 12 4 Streetwalls and Setbacks 13 5 Silhouette 13 6 Details 14-16

4 THE EAST CAMBRIDGE DEVELOPMENT PLAN 1985 17

ATTACHMENTS 22

East Cambridge Riverfront Plan 1978 Photograph of Hodel 23

24-27Showing Open Space

2 bull Excerpts from EISR 1979 3 bull pun Excerpt from Cambridge Zoning Ordinance 28-39

1

Recent Planning and Development in East Cambridge

Less than ten years ago the Lechmere Triangle area in East Cambridge was a neglected run-down former industrial area with no development activity The City took the initiative to encourage coordinated redevelopment in 1978 with the publication of the East Cambridge Riverfront Plan (see Attachment 1) and passage of new zoning for tbe area Further efforts with private cooperation led to millions of dollars of public investment including two UDAGs major roadway projects a CDAG park improvements etc This work bas been matched by millions of dollars in private investment In 1985 tbe result is the emergence of a new sector of the City with a large portion of the Triangle yet undeveloped

As final development of the Triangle approaches this is the appropriate time to refocus the process for monitoring growth in East Cambridge Members of the community have expressed concerns that aspects of the new developments relate inadequately or not at all to the residential area Of particular concern is the question of the areas ability to absorb additional impacts to the roadway and infrastructure system In this regard it is essential that the findings of the EIS be respected The EIS was based on a maximum development scenario for the Triangle of about 15 million square feet and 2000 parking spaces (see Attachment 2) This development potential added to that already built in the last few years constitutes a profound change for East Cambridge it is absolutely essential that this growth be coordinated and that the review process be thorougb and explicit in its intent Alternative development scenarios must be examined in light of the environmental assessments and additional mitigation must accompany any increased impacts

The peD Process

The rezoning established base zones with Planned Unit Development (PUD) overlays (see Attachment 3) A basic level of development is allowed as-of-right However IT MUST BE UNDERSTOOD BY ALL CONCERNED THAT THE ADDITIONAL AREA BEYOND THE A~-OF-RIGHT LEVEL UP TO THE MAXIMUM ALLOWABLE WILL BE GRANTED BY THE PLANNING BOARD IF AND ONLY IF THE IMPACT FINDINGS AND DESIGN GUIDELINES ARE RESPECTED

A Open Space Bonus

The Open Space Bonus Proposal will be evaluated as a separate square footage element The Planning Board and its Community Develop~ent staff will review the impact of the added floor area on a building-by-building basis and determine the appropriateness or inappropriateness of granting a partial or full bonus As part of this approval the City will require that the disposition of this additional square footage within the building impact the public domain in only positive ways It shouldmiddot be noted that the City Council is currently considering a proposal to eliminate or modify the open space bonus city-wide

B Project Related Public Improvements

As part of the agreements to allow floor area up to the specified PUD levels the City has required the private developers in each of the PUD projects to provide project-related public-oriented improvements These include brick sidewalks new roadways new open space street lighting and landscaping Since public funds are becoming even more scarce the City will have to continue to look to private financing for such improvements

C Project Models

The Developer must provide an accurate project model at 20th scale for presentation and design purposes including adjacent built or planned buildings with sufficient detail to portray accurately the architectural character height mass and bulk of the proposed development and environs The purposes of this model are to ensure the harmony of the individual project within the urban design context and to illustrate the extent of shadows cast on the open space system in East Cambridge and adjoining private development To the extent feaSible developers are encouraged to work together in creating a coordinated model

3

D Environmental Analysis

Each development project is required to execute wind tunnel studies present findings and suggest solutions to problem areas prior to PUD design review approval at the 90 design development stage In addition the development team and their contractor must show bow they will limit any negative side effects caused by their project on the nearby reSidential neighborhood and commercial properties Impacts to be analyzed include but are not limited to noise air quality traffic and street maintenance Each project submitted for review must be accompanied by a traffic study which shows project impact on the areas Circulation system particularly with regard to the effect on residential neighborhoods A capacity analysis must be made at the accessegress points as well as at all major street intersections using area development prOjections in the expected year of project opening

E Exceptions

The thrust of the development guidelines is to maximize design quality and integrate projects into the historic presence of East Cambridge following the Riverfront Plan policy guidelines An exception to the guidelines will be entertained only if that exception will more effectively achieve the overall architectural and urban design goals as determined by the Planning Board and the Community Development Department

4

Design Principles

The goal of the East Cambridge Riverfront Plan is to create a functionally diverse and animated urban development consisting of handsome background buildings that focus on and enrich the public open space system extending from Lechmere Canal to the Front and the main thoroughfares (First Street Commercial Avenue and Cambridge Parkway) Furthermore new structures must be compatible with East Cambridges historic architecture The City seeks new buildings that are timeless subtle and elegant structures that will always feel comfortable and inviting to the general public This will be achieved in part through the design of properly scaled windows masonry articulation setbacks animated Silhouettes and use of materials that are warm invitin~ and supportive of other proposed buildings and the urban design plan

The City will not support isolated individual architectural statements that relate only to themselves The City does support projects which are positive additions to the East Cambridge environment General guidelines are discussed below

Projects should be active In particular the City promotes an active urban setting around the Lechmere Canal both during and after customary business hours Additionally the City supports new residential development bordering the Front that will maximize bours of activity and improve public security along the riverfront

Development in the public and private realms should be integrated in as positive secure and elegant a manner as possible Any part of the perimeter of the planned unit development which fronts on an existing street or public open space should be designed to complement and harmonize with adjacent land uses (planned or existing) with respect to use scale density set-baCk bulk height landscaping and screening Finally each individual project should be carefully conceived and executed to the mutual benefit of its immediate neighbors

The new development projects will inevitably affect the existing East Cambridge community Therefore attractive and inviting connections to and from adjacent neighborhoods are essential Further every possible physical amenity that is easily accessible to and inviting for present East Cambridge residents should be provided

5

A Open Space and Circulation Design

1) Open Space

Tbe Zoning Ordinance requires that open space be provided in the PUD-2 District (Lechmere Canal area to Rogers St) Useable open space shall be at least 20 of land and consist of parks landscaped areas open to tbe sky and through-building arcades at the ground level In the PUD-4 District (South of Rogers St and the riverfront) useable open space shall be 25 of land and consist of parks and landscaped areas open to the sky at the ground level

Private development bordering public open space and public thoroughfares must have direct aCCess to that public space and must present inviting elevations and imagery with speCial attention at the ground plane More generally all development must directly relate to provide easy access to and reinforce activity at the existing ground plane Design must be coordinated to relate well to public open space and public or private passageways that connect with that open space All retailrestaurantfirst floor rental spaces must be at the same level as the adjoining sidewalk or public open space The City strongly discourages the use of steps between the public domain and first floor rental space

All credited open space must be built using the same palette of materials as Lechmere Canal Park To ensure that these bigh standards are met all tree and planting selections will be reviewed by Cambridges Planting Committee When and where requested by the City projects that immediately border the new public open spaces must provide sufficient enclosed space for park refuse andor equipment storage All privately owned open space must be designed to reinforce and enhance the design intent of any adjoining public open space

6

2) Pedestrian Circulation

All developments must include an integrated pedestrian circulation system with particularly strong connections between Lechmere Canal and Front Park at the Riverfront and between the historic residential neighborhood by way of an extended Charles Street to the planned Charles Park As development proceeds a continuous brick paved arcade along the eastern edge of First street from Lechmere Square to the south side of Spring Street extending into a major market complex entry should be created

In the development of any large multi-acre site in the area the City will expect numerous lobbies and other entries each serving a particular section of a complex rather than one large lobby and one or two entries serving the entire complex Offices and residential lobbies should be directly located on public streets and in the case of a mixed-use building need to be clearly separated from each other

3) Service Facilities

Entrances to parking facilities and service areas must be coordinated with adjacent development In addition entries need to be as far from street intersection and public open space corridors as possible and integrated into the building forms to minimize visual impact Service roads should be coordinated where several adjacent private developments occur For example Lechmeres service easement from Commercial Avenue should serve the shopping complex the One Canal office project and the development oPPosite the Sonesta Hotel in a cooperative way

7

B Mix of Land Lses

Each development is expected to include a mixture of uses as follows

PUD-4 (Market complex and Sonesta site) - retail restaurant cinema on the lower two floors with office residential andor hotel above

PUD-4 (Charles St extended south) - retail restaurant on first floor with office andor housing above

PUD-2 (West of Commercial Ave) - retail restaurant on first floor with office andor housing above

PUD-2 (Riverfront) - restaurant retail facing Front Park and riverfront housing above

1) Retail

In the Riverfront Plan the retail focus of the development plan occurs between Lechmere Canal and Charles Street (extended) with two levels of active restaurant and related marketplace retail overlooking and fronting on the canal This retail ties directly into a publicly accessible through-block shopping arcade that is parallel to First Street and on axis with the fountain

Lecbmere Canal retail should encourage patronage by East Cambridge residents Such uses include cinemas and moderately priced light-fare restaurants

The ground floors of all buildings facing the canal planned Charles Park First Street and Front Park must be designed to easily accommodate retailrestaurant uses regardless of whether the buildings are actually used for retailrestaurant uses in the first years of occupancy

Existing commercial activity along First Street should be reinforced with the introduction of additional commercial establishments where possible

A through-block shopping arcade is an indispensable component of the pedestrian system in the Riverfront Plan This arcade will provide a grade-level connection through the PUD-4 shopping building and connect Lechmere Canal to the planned triangular open space at Charles Street extension The arcade must be directly accessible to the public

8

0-3A

i I I I

9

2) Housing

The Riverfront Plan envisions the development of a significant residential pattern of u~e throughout the development area This has not been achieved in the early pha8es of development but the City anticipates that as the area becomes more and more established housing will be built to help give a 24 hour presence and the depth of interest and vitality that only people living in an area can provide

3 Office

A large amount of new and rehabilitated space has been cr~ated for office use in East Cambridge much more is planned and likely in the near future The City will continue to require that office buildings and office components of mixed use buildings be as attractive and humane as possible The presence of the office space should be secondary to the open space system and active ground floor retail pattern

4) Parking

All parking shall be screened to the satisfaction of the City from all public view and from view of adjacent private development if it will have a detrimental effect on either the design of or leasing of a planned or existing adjacent development Parking facilities should be incorporated and located within development projects to maximize the opportunity for ground level retail activity and to limit inactive unsecured areas

10

C Elements of Form

1 ) Height

Height and bulk of buildings should be configured to minimize their visual dominance the extent of cast shadows and undesirable alterations of air currents affecting tbe publiC open space system the historic East Cambridge neighborhood and adjacent new or planned development

Limited building beight around the canal is essential especially at the northern edges of the shopping crescent and the site oPPosite the Sonesta Hotel The crescent must contain the Lechmere Canal spatially as well as maximize the bours that sunlight reaches the crescent open space The Riverfront Plan achieves this by suggesting building to the property line a maximum height of 2 or 3 stories near the center of tbe Crescent with additional stories stepped back from the canal As the crescent meets Thorndike Way the height of the development at the canals edge must match that of the four story development at One Canal Park In general to assure that adequate sunlight reaches the riverfronts public and publicly accessible open space building planes faCing or generally oriented toward the riverfront open space system must be stepped back to minimize the shadows that are cast on the open space system

No building element may project vertically beyond the maximum building height allowed within the pun unless a coordinated system of expressive building tops becomes an integral part of the developments design concept An expressive building roofline appropriately celebrates the buildings union with the sky and is reminiscent of late 19th and turn of the century architecture In general chimneys water towers air conditioning equipment elevator bulkheads skylights ventilators and other necessary features appurtenant to structures which are usually carried above roofs sho~ld not extend beyond the maximum building beight requirements for each district However if those features are designed in a coordinated distinctive manner in concert with the upper floors of the building and if the design is approved by the City as creating an architecturally and urbanistically successful roof to the development the same non-occupied features may project beyond the maximum height limit

11

2) Scale

Projects must relate to human dimensions and provide a sense of intimacy in all aspects of design from building conce~t development to construction details Of particular importance are the treatment of the ground plane and other parts of the projects which can be seen and experienced directly by users

3) Massing

Regardless of any preconceived development configuration for any particular use new development west of Commercial Avenue is expected to extend the East Cambridge grid pattern to maximize historic East Cambridge access to the open space system via Charles Street extension to break down any building types typical massing to relate to the historic character and mass of 19th century Cambridge and to prevent a monolithic appearance

To reinforce Lechmere Canal as a dynamic handsome publicly oriented marketplace and open space the atmosphere of the canal must be integrated into the market and arcade employing a level of architectural quality equal to that of the canal park throughout the arcade and market

Properties must maximize the hours of sunlight available to Lechmere Canal and architecturally balance the massing of the Ten Canal Park officeretail building mass along the western part of the crescent These guidelines intend to create a harmonious architecturally integrated appropriately festive crescent that incorporates the building at Ten Canal Park in a unified and elegant manner

All adjacent private developments when bordering the public domain must build to a common party wall in an architecturally compatible manner with adjacent buildings responding to their neighbors The City does not encourage the creation of alleyways along property lines visible from any public view

12

4) Streetwalls and Setbacks

Maintenance of existing streetwalls is required within tbe district Tbis may b~ accomplished by principal front wall plane setbacks and cornice lines whicb are consistent with existing buildings on tbe same block or neighboring blocks A three to five foot setback matching One Canal Park is required along the eastern side of First Street in order to create adequate space for people to walk and trees to grow

A nine foot setback above elevation +~5 is anticipated along the western side of Cambridge Parkway The setback control will only take effect above elevation +45so that each developer can maximize the parking potential below grade Exceptions to this setback subject to design review would be those architectural elements that complement the Parks edge This might include but not be limited to entrance canopies and trellis-covered seating or overlook areas

A three foot setback has been establisbed along both sides of Commercial Avenue Permissible exceptions subject to design review might include entrance canopies and other at-grade open space amenities

5) Silhouette

As buildings increase in height they should be shaped to be increasingly slender and broken down in scale toward the top Buildings should be of a tripartite architectural configuration consisting of basemiddleexpressive top

Buildings must provide animated silhouettes that enliven views from the open space system the historic neighborhood the Charles River Basin the thoroughfares through and entries to East Cambridge This greater articulation should be an integral part and emphasis of the building concept

13

6) Details

Development bordering the public domain must be rich in architectural details pay special attention to the ground plane and Silhouette and convincingly incorporate appropriate imagery depending on project location ie historic East Cambridge tradition waterfront and open space imagery Overall form and individual elevations must be designed to emphasize human scale and presence through the use of properly proportioned features including but not limited to punched windows lateral-arm awnings balconies setbacks passageways etc

Materials

All new buildings should be mainly faced with an authentic New England water-struck brick Kane GoniC or equal approved by the Community Development Department In addition elegant highlights and subtle embellishments with granite and limestone are desirable A granite base treatment (to match that used at Lechmere Canal) is needed to relate to the public open space system and thoroughfares This is especially important for all first floor columns meeting the pedestrian level at important public locations Limestone or granite string courses lintels sills and trim will soften and refine the brick facades The City recommends a pattern similar to Flemish bond or American bond with headers every 6 or 7 courses

The highest quality of materials must be used at the pedestrian level of all buildings The use of pre-cast concrete is not considered to be an embellishment at any level

Awnings

All new buildings should provide lateral-arm awnings color coordinated with adjacent development at all retail frontage overlooking public open space especially the CanalFront aXiS and First Street (where arcades do not exist) The awnings will assist in offering an active vital marketplace image while at the same time creating a means of protection for shoppers reSidents and office workers during inclement weather

14

Transparency of Ground Floor Spaces

All new buildings should maximize visibility and transparency through ground floor retail or possible future retail space as determined by the City especially along the perimeter of the Canal Park and First Street The City realizes that future additions of storage rooms toilets and restaurant kitchens will limit areas of transparency but it is Cambridges objective to locate these areas to maximize visibility and transparency where it is desirable

All tenant improvements visible from public open spaces and thorough-fares are subject to design review as part of the PUD process

Balconies

All new buildings should provide human-scaled balconies at appropriate locations overlooking the public open space systems The balconies must be detailed so that they are inviting highly useable and relate directly to the character of the adjoining open space

Penthouse

All mechanical penthouse and other projections should be architecturally integrated within the overall form and individual elevations middotofmiddotthe building They must be faced with the same building materials and enhance not detract from the overall building appearance and balance

Color

The City encourages the subtle use of warm and inviting color in all the buildings in the project area The selection of colors must be sympathetic to 19th century Cambridge and the general palette of materials being used for Lechmere Canal and the Front

Windows

For reasons of publiC health aesthetics and future energy concerns the City desires operable windows to be used throughout the buildings of the development area As noted earlier strip windows are not acceptable Traditional masonry openings and articulated fenestration are expected

15

Art

Individual works of art and their respective settings must work together in a harmonious subtle way The City encourages artists to work on basic architectural elements of the building instead of individual free-standing objects

Signs

All signage is subject to design review as part of the PUD process In general signs should be designed to fit well on the buildings to be legible but not overpowering and to complement other elements applied to buildings such as awnings canopies or artwork

16

The East Cambridge Development Plan 1985

The plan summarizes the current development situation in East Cambridge with notes on major building projects which have been completed are under construction or for which plans are known More data about these projects are shown on i=deS 19-21 Attachment A Cambridge Development East Cambridge Revitalization District In addition key pOints made in the preceding sections of this paper are symbolized These include the extension of Charles Street to break down the potentially massive block between First Street and Commercial Avenue the creation of Charles Park to complete the essential open space system and the pedestrian connection centered on the Lechmere Canal fountain and linking to Charles ParkCharles Park

7

18

CAJolB) lUGE OEVELOPMENT CAJolBRIDGE CUMMUNITY DEVELOPMENT DEPARTMfIT EAST CAMSI-lt lOGE REVllALIZATION DISTRICT MARCil 1985

PROJ CT USE FLOOR AREA DEVELOPER ESTIMATEO VALUE STATUS EXI REIn

Athandllum Officel 340000 6 f Na)drlan S 100 Million ComfJlete $ 16 Is f Press Bldg Commerc1al and Jones ( 1961 ) Rehab First Street

American Tw ille Officel 130000 s f G~neral Inv 70 Million ComfJlete $14-$1151 Bldg Rehab RampD and Dev Co (198)) Second Charles Third St

Bullfinch Office 70000 s f Graham Gund $ 10 a Million Complete $ 21 5

Courthous~ Re ta 11 ( 198 S) Rehab OUs Street

CamlJrldgltgt Research

RampD 800000 s f Darvel Realty Carlson Group

$ bOO Million Planned NA

Park Thlrd St

Davenpurt Bldg Rehab Flrst

OfUce Retall

200000 s f The Marcus Organizatlon

$ 200 Mlllion Unkr COIlitructlon (1186)

$ 18 (5 i

Thorndlke Second st

Edgewater Place 10 Ccwal Park

Offlce Restaurant

111000 5 i Unlhab $ 1 S 0 Mllllon UndEr Constructlon

$ 20 Isf

(1986)

41 Monroe 5 t Office 13000 Ii f UNNICO 5 Million CompltHe Ngt Bldg Rehdb (1983)

Graves Landlng Fllst amp Cdndl

llous1ng 190 units Unihdb $ 220 M1II1OII Devtgtlopment PhdsE

NA

( lHlf1

19

CAMBRIDGE DEVELOPMENT CAMBRIDGE COMMUNITY DEVELOPMENT D~PARTM[NT EAST CAMBRIDGE REVITALIZATION DISTRICT MARCH 1985

PROJECT USE FLOOR AREA DEVELOPER ESTIMATED VALUE STATUS EXP RINT

Lechmer~ Office 800000 6t $ 800 M11110n Planned NA TrlJngle Retall fIrst and Chu les

Nicholson Glue Office 45000 st St Jdmt 20 Ml1110n Complete NA B I dy Rerlde Dcvelol-mtnt (19tll)First BInney Bro nlJolllasand Rogers

One Cana I Park Office 80000 iL The Marcus $ hO MIlllon Under $ 22 5rFIrst and Retd 11 20000 Gf Organlzation Cons tructloll Cdmbrldge ( 1986)

One Canal Park Offlce 1450005f TIle McHCUS $ 180 MI I 11 On Development NAPhase II Re ta 1 II 15000 st OrganIzatIon Phase

Park1ng 200 spaces ( 1 I 87)

One Offlce 340000 st COngress Group $ 350 MIlliOn Under MemorIal ConstrucllOl1 Dr1vt 11986)

Pa rce I Office 300000 sL Cabot Cabot $ 300 Mlilion Plannec1 NAFIrst and Forbes Rogers

RIverfront Offlcel 316300 st Darvel Realty $ J40 Mlilion Complete $ 23 I~ OffIce Park Rttall 13900 s Macomte r ( lHJ2) Broad Canal Codman

Riverfront Officel 290000 st Ddrvel Redlty $ 2~O MIllIon Under NA Offlce PcJrk Rt ta II 10000 sf ~Iacombe r I Construction Phase I I Codman ( I(Hl~)

20

CAMBR lOGE DEVELOPMENT CAMBRIDGE COMMUNIT~ DEVELOPMENT DEPARTMLNT EAST CAMfJH luGE REVlTALIZATION DISTRICT MARCH 1985

PROJECT USE FLOOR AREA DEVELOPER ESTIMATED VALUE STATUS EXP RENT

Riverview Of flee Bldg Fl rst st

Office 145000 s f Congress Group $ 100 Million Com~lete

( 1984) $18-$20if

Rlverview Off ice Bldg Phase II

Office Parking

130000 s f 390 spaces

Congress Group $ 190 Million Under $20-S2~sf

Construction ( 19 8S)

Riverside Place Commercial Ave

Office 290000 s f Cabot Forbes

Cabot S 3 7 5 M1lllon Under Construction (198gt )

24 sf

Rowland Research InsU tute Cambr ldge Pk ay

Off ice RampD

70000 Ii f Rowland 85 Million Coml-iete ( 1981)

Private

Sonesta Hote 1 Commerclal Ave

Hotel Parking

200 rooms 220 spaces

Sonesta $ 250 Milllon Complete ( 1 tt 1l4 )

NA

Sonestd Of f lce Commercial Ave

Off ice Parking

100000 s f 350 spaces

Macomber $ 150 Million Development Phase

NA

217-218 Thorndlke St

Condo 55 units FAR Group 45 Milllon Development NA Phase (19j6 )

21

Attachments

1 Eas t Cambr idqe Riverfront Plar 1978 Photograph of i-lodel Showi~g OpenmiddotSpace

2 Excerpts from EISR 1979 3 peD Excerpt from Cambridge Zoning Ordinance

22

ATTACHME~T 1 East Cambridae Riverfront Plan 1978 Photograph of Model Showing Open Space

23

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l~) d 01 14 ~co -0- ~j 000 -0- 1gt00middot 200000 24 14 DC OQ()) 1141001

~ 1 1~O 40 11 O (Iur acel 11 COO )6 2J 100 (IOSOool

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60J0C 106)7 d4 ~ itt B~J J ~ SJoOO SH -O- J 000 - ~ I l~ 000 21 8 40 J~ 100 ~ co no )(JO 260000 10 80

06OOOII16~ ICC I I lOa ~JO 81 -0- II 0 middot00 Cgt -0- 16$100 lIXlO n~ooo 12 10 16 446

(2S~ OVOI 114~ 001 11l~O en 1800 28 XG ) 5 nooo se ICC oc ll~ oc 1 250600 ) 10 1 25 4 ~ 7

(14C COl 200 P 140000 2~lOOIJgt )00 194 l)ctJ 4000 36 2 I l1 41 S 11 JS ~()O

l S ICSOOlt )1 1C 1 ~ 1~~ 6~ S~~ lSl Sxl 321000 16 1 2 S l I 21~ I J~ nOI l ~ -)) 169 S~(I

lBo 1 u T J U )0 ICO 1 ]~ PC Ie CC lC1Cc ~l ))O 110 ooc 22l000 211 1 S 4 S 16)

11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001

Wl ~i 16 4t bull IC ( I ~ PI soo 611 soo 5 6111l )1 40 400 1409 1~o I 11 001 ( IJ acolse ~ 11 I

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24

LEGENO

o

-+ RESICENTIAI AREAS

NEIG~BCQ~OOO

ACCESS TO OPEN SPACE

e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300

OPEN SPACE PLAN PREFERRED ALTERNATIVE

CAMBRICO bull COMMUNITY OEVELOPMENT CEPARTMENT IIC~MlRE CANAL ANO TRIANaLE AREA

OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL

(~t~ OPE N SPACE se FIDUR SA FOR ROAOWAY IMPROVEMENT DETAIL_

INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY

J DRIVATE CEVELODMeNT

J DUBLIC

IMPRCVEMENTS

PREFERRED ALTERNATIVE

o 00 800I_________~--------~i

CAMBRICOI COMIIIUNITY OEVELOPMENT CEPARTMENT

LECI--4MERE CANAL ANC TRIANGLE AREA SCALE IN FEET DEVELOPMENT PROJECT

26

ct IMPctCC NEW C ZATICNSIGNA I

CMANOEO OtQECTIONAL lTV

-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321

Usable open space shall Include parks plazas landscaped areas open to the sky playgrounds balconies roofs developed for recreational or leisure usage and pedestrian ways such as bridges decks arcades loggias and gallerias as specified by the Planning Board

Perimeter and Transition Any part of the perimeter of a PUD~ 1 which fronts on an existing street or public open space shall be so designed as to complement and harmonize with adjacent land uses with respect to scale density setback bulk height landscaping and screening

Parking and Loading Requirements Development in a PUDmiddot 1 district shall conform to the Off-street Parking and Loading Requirements set forth In Article 6000 except as modified by this section 1327

Off-street parking facilities shall be provided as follows

(1) Residence Minimum number of spaces per grou~ of dwelling units 10 per O

(2) Public Assembly Number of seats requiring one space 15

Institutional Retail and Office Number of Square Feet of Gross Floor Area Requiring One Space

(1) Institutional 1800 square feet

(2) Retail and Office Ground Floor 900 square feet Other Level 1800 square feet

1330 PUO-2 DISTRICT DEVELOPMENT CONTROLS

Purpose The PUD-2 district is intended to encourage a medium density residential and office development with some supporting retail uses along the riveriront in East CambrIdge It IS also intended to encourage an active high quality development substantially in accordClnce with the Development PolICies outlined in the 1978 East Cambridge Riverfront Plan

Uses Allowed in a PUO-2 Oistrict The uses listed in this Section 1332 alone or in combination With each other shall be allowed upon permiSSion of the Planning Board Residential uses are preferred Development of about 400 new dwelling units in thiS district is encouraged

ReSidential Uses

(1 ) Multl~family dwellings

(2) Hotels or motels

12 11 78

ATTACH~ENT 3 pun Excerpt from Cambridge Zoning Ordinance

28

3-12

3322 Transportation Communication Utility Uses and Institutional Uses All uses listed in Sections 432 and 433 which are allowed or conditionally allowed In the base zoning district

13323 Office and Laboratory Uses All uses listed in Section 434

13324 Retail Business and Consumer Service Establishments

(1) Store for retail sale of merchandise located in a structure primarily containing non-retail uses provided that no such establishment shall exceed 2500 square feet gross floor area and that no manufacturing assembly or packaging occur on the premises

(2) Barber shop beauty shop laundry and drycleanlng pick-up agency shoe repair self-service laundry or other similar service establishment

(3) Restaurants or other eating and drinking establshments listed in subsection 435e f and g

(4) Theater or hall for public gatherings

(5) Printing shop photographers studio

13 325 Other Uses Any use not listed in subsection 13321 middot13324 shall be allowed only upon the written determination by the Planning Board that such use is compatible with the development policies for The Front district specified In the East Cambridge Riverfront Plan and IS necessary to support the predominant uses in the PUO-2 district

333 District Dtmensional Regulations

13331 The maximum ratio of floor area to total area of the development parcel shall be 30 however the maxImum ratio for a planned unit development In which 75 or more of the gross floor area of development will be devoted to multi-family dwellings or townhouses shall be 40

29

3- 13

3332 The minimum size of a development parcel shall be 43560 square feet A developshyment parcel within the PU[)2 district may contain non-contiguous lots elsewhere in this PUD district or within a contiguous PUD district There shall be no minimum lot size for lots located within a development parcel The Planning Board shall approve all lot sizes located within a development parcel

13333 For the purpose of computing residential density the minimum land area for each dwelling unit shall be 300 square feet Residential density shall be computed based on the entire development parcel

13334 There shall be no minimum width for the development parcel and no minimum width for lots located within the development parcel Buildings on parcels abuning the Cambridge Parkway should be setback from the Parkway Street line There shall be no minl~um required front rear and side yard requirements for a development parcel or for lots located Within a development parcel The Planning Board shall approve all such building setbacks A variety of setbacks along Cambridge Parkway and crenelated facades are encouraged along the riverfront rather than a continuous unbroken building mass

334 HeIght

3341 The maximum height of any building shall be 120 feet

13342 A variety of building heights ranging between 5 and 12 stories are encouraged Within the distriCt

3343 In order to assure that adequate sunlight reaches public open space along the riverfront building planes facing or generally oriented toward the riverfront should be stepped back In such a way as to minimize the shadows that are cast on the river side of the Cambridge Parkway

1335 Usable Open Space The minimum ratio of usable open space to the total area of the development parcel as defined In Article 2000 and Section 522 shall be 25 except as modified below

13351 The Planning Board may reduce the usable open space requirement if the development IS located adjacent to a public open space and if the development is physically and functionally integrated with the open space by means of building orientation location of building entrances pedestrian linkages between major activity centers or si mllar factors

3352 Usable open space shall include parks plazas landscaped areas open to the sky playgrounds balconies roofs developed for recreational or leisure usage and pedestrian ways such as bridges decks arcades loggias and gallerias as specified by the Planning Board

30

13middot 4

3353 Private open space at the ground level should be located and designed to complement and to be connected with existing and planned public open space in the district Usable open space oriented toward Cambridge Parkway and the riverfront park between cambridge Parkway and Commercial Avenue is preferred for development parcels abuning those areas In approving a final development plan the Planning Board may specify certain landscaping and other site design details to assure that the development will be compatible with public improvements in the PUD-2 district and with the development policies outlined in the East Cambridge Riverfront Plan

1336 Parking and Loading Requirements Development in a PUO-2 district shall conform to the off-street Parking and Loading Requirements set forth in Article 6000 except as modified by this Section 1336

3361 OH-street parkrng facilities shall be provided as follows

(1) Residence 10

Minimum number of spaces per group of dwelling units 10 per


13362 Institutional Retail and Office One Space

Number of Square Feet of Gross Floor Area Requirrng

( ) Institutional 1800 square feet

(2) Retail and Office Ground Floor Other level

900 square feet 1800 square feet

13363 On-grade parking not enclosed in a structure may be constructed in the PUO-2 District only under the following conditions

(1) On an interim basis in anticipation of later construction of structured parking provided that there is compliance with each of the following

(a) the future parking structure will be constructed Within the District but It may be located either on or off of the lot

31

13364

341

1342

(b) construction of the future parking structure will commence within three years of the date of permit application for development on the lot

(c) such future parking structure may be constructed a ndor operated by the applicant or by any public or private entity

(d) the future parking structure will contain sufficient spaces reserved for users of the lot to meet the parking requirements for the lot specified in subsections 13361 and 13362 and

(e) binding commitments shall exist to guarantee to the reasonable satisfaction of the Planning Board that requirements (a) through (d) above shall be satisfied Such commitments shall be made by negotiated lease agreement deed restrtction covenant performance bond or comparable legal instrument

(2) On a permanent basis on the lot for visitors parking or for such other limited uses as the user of the lot deems appropriate provided that no more than 10 of the spaces required by Subsections 13361 and 13362 or 20 spaces whichever is greater shall be allowed on-grade under this SectIOn 13363(2)

The parking requirements specified in this Section 1336 may be satisfied in total or in part by a lease agreement between the developer and the City other public entity or private consortium for use of parking spaces in a public or pooled private parking facility located within the District The total number of parking spaces leased and constructed for the planned unit development shall be at least equivalent to the reqUirements specified in subsections 13361 and 13362

PUD-3 DISTRICT DEVELOPMENT CONTROLS340

Purpose The PUD-3 district is intended to provide for the creation of a quality general and technical office which permits larger scale development and supporting commercial activities and which encourages strong linkages between new development at Kendall Square and along the East Cambridge riverfront

Uses Allowed in a PUD-3 District The uses listed in this Section 1342 alone or in combination With each other shall be allowed upon permission of the Planning Board Office uses are preferred

13-5

2 78

32

13-16

13421 Residential Uses

(1) Townhouse Development Any special permits for parking arrangements for townhouse development required by Section 110 shall be granted by the Planning Board in a planned unit development in a PUO-3 district

(2) Multi-family dwellings


3422 Transportation Communication Utility Uses and Institutional Uses All uses listed in Sections 432 and 433 and which are allowed or conditionally allowed in the base zoning district


13424 Retail Business and Consumer Service Establishment~middot

(1) Stationery and office supply store

(2) Printing and reproduction service establishment photography studio

(3) Other store for retail sale of merchandise located in a structure primarily containing non-retail uses provided that no such establishment shall exceed 2500 SQuare feet gross floor area and that no manufacturing assembly or packaging occur on the premises

(4) Barber shop beauty shop laundry and drycleaning pick-up agency shoe repair self-service laundry or other similar establishments

(5) Restaurants or other eating and drinking establishments listed in subsection 435 e f and g


(7) Bowling alley skating establishments

rink tennis center or other commercial recreation

3425 Other Uses Any use not listed in subsections 13421 -13425 shall be allowed only upon written determination by the Planning Board that such use is consistent With the objectives of the PUO-3 district and IS necessary to support the predominant uses In

the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443

District Dimensional Regulations

The maximum ratio of floor area to the total area of the development parcel shall be 30 A ponion or portions of the existing or former Broad Canal without reference to ownership may be counted in calculating the area of the development parcel Each ponion so counted shall be included in computing the development parcel area for one planned unit development only

The minimum size of the development parcel for PUD shall be two (2) acres A development parcel within the PUDmiddot3 may contain non-contiguous lots elsewhere in this PUD district or within a contiguous PUD district There shall be no specified minimum lot size for lots located within a development parcel The Planning Board shall approve all lot sizes located within a development parcel

For the purpose of computing residential density the minimum land area for each dwelling unit shall be 300 square feet Residential densty shall be computed based on the entire development parcel

There shall be no minimum width for the development parcel and no minimum width for lots located within the development parcel There shall be no other minimum required front rear and side yard requirements for a development parcel or for lots located within a development parcel The Planning Board shall approve all such building setbacks Any bUildings on a parcel abuning the Broad Canal should be setback or so designated as to prOVide a pedestrian pathway along the canals edge

Height

The maximum height of any building shall be 230 feet except as modified in Section 13442

The Planning Board shall not approve any Final Development Plan in which 25 or more of the land area of the development parcel is covered With such buildings or parts of buildings not exempted by Section 523 in excess of 120 feet In height or in which 15 or more of the land areas of the development parcel is covered with such buildings or parts thereof in excess of 200 feet In height Notwithstanding the foregOing the Planning Board in its discretion may accept for review an application for a Special Permit based on a Development Proposal which deViates from the aforesaid provisions of this Section 13442 provided that the Final Development Plan is in conformity with such provisions Lower buildings or building elements are encouraged closer to the Charles River while taller buildings or building elements are encourged closer to Kendall Square

In evaluating a Development Proposal providing building height In excess of 120 feet the Planning Board shall give conSideration to evidence presented on the following

(a) that Increased height will not cast shadows or alter air currents in ways that will unreasonably limit the amount of light and air reaching other buildings In the VICinity to a significantly greater extent than if the building height did not exceed 120 feet

34

3middot18

1345

13451

1346

347

13471

(b) that Increased height would mitigate detrimental environmental impacts such as excessive ground coverage diminution of open space and monotonous development

(c) that increased height would not adversely affect and would result in increased sensitivity to the visual and physical characteristics of the particular location through more harmonious relationships to the terrain and to proposed and existing buildings in the vicinity that have functional or visual relationships to the proposed building

(d) that increased height would result from actions taken to lessen the impact of traHic and parking on the surrounding area and

(e) that the orrentation and location of the propoed structure would not otherwise diminish the health and safety of the area around the development parcel

Usable Open Space The minimum ratio of usable open space to the total area of the development parcel as defined in Article 2000 and Section 522 shall be 15 except as modified below

The Planning Board may reduce the usable open space requirement if the development is located adjacent to a public open space and if the development is physically and functionally integrated with the open space by means of building Orientation location of building entrances pedestrian linkages between major activity centers or Similar factors

Usable open space shall include parks plazas landscaped areas open to the sky playgrounds balconies roofs developed for recreational or leisure usage and pedestrian ways such as bridges decks arcades loggias and gallerias as specified by the Planning Board

Perimeter and Transition Any part of the perimeter of a PUD which fronts on an eXisting street or public open space should be so designed as to complement and harmonize With adjacent land uses with respect to scale density setback bulk height landscaping and screening Developments in the PUDmiddot3 district should provide Integrated pedestrian circulation systems particularly strong linkages between the riverfront and Kendall Square

Parking and Loading Requirements Development in the PUD-3 district shall conform to the off-street Parking and Loading ReqUirements set forth In Article 6CXXJ except as modified by this Section 1347


(1) ReSidence Minimum number of spaces per group of dwelling units 10 per 10

(2) Public Assembly N umber of seats requiring one space 15

35

3472

35

352

13521

3522

13523

13524



(2) Retail and Office Ground Floor 900 square feet Other level 1800 square feet

1350 PUD -4 DISTRICT DEVELOPMENT CONTROLS

Purpose The PUD -4 district is intended to provide the opportunity for creation of a highly active medium density commercial area with a mix of retail office and residential uses It is also intended to encourage development which is substantially in accordance with the Development Policies outlined in the 1978 East Cambridge Riverfront Plan

Uses Allowed in PUDmiddot4 District The uses listed in this Section 1352 alone or in comshybination with each other shall be allowed upon permission of the Planning Board Commercial uses are preferred

Residential Uses

(1) Townhouse Development Any special permits for parking arrangements for townhouse development required by Section 110 shall be granted by the Planning Board as part of a planned unit development in a PUD -4 district


Transportation Communication and Utility Uses and Institutional Uses All uses listed In Sections 432 and 433 which are allowed or conditionally allowed in the base zoning distriCt

Office and Laboratory Uses All uses listed in Section 434

Retail Business and Consumer Service Establishments All uses listed In Section 435 It IS the Intent of thiS Ordinance to encourage an active urban setting around the Lechmere Canal both during and after customary bUSiness hours Ground floor budding spaces ortented toward the Canal should primarily contain retail uses Extensive ground level building frontage along the Canal devoted to Institutional or office uses should be aVOided

12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20

Open-Air or Drive-In Retail and Service Uses

(1) sales place for flowers garden supplies agricultural produce conducted partly or wholly outdoors commercial greenhouse or warehouse

(2) drive-in bank and other retail or consumer service where the motorist does not have to leave his car

(3) open-air place of entertainment

(4) automobile service station where no major repairs are made provided that all lubrication and repairs are carried out within the building and further provided the service station will be located within or attached to a parking garage or other structure as accessory use

Other Uses Any use not listed in subsections 13521 -13525 shall be allowed only upon written determination by the Planning Board that such use is compatible with the Lechmere Canal and Square district in the East Ca mbridge Riverfront Plan and that it is necessary to support the predominant uses in the PUD-4 district

Distflct DImensional Regulations

The maximum ratio of floor area to the total area of the development parcel shall be 20

The minimum size of the development parcel for PUD shall be 43560 square feet A 512981

development parcel within the PUD-4 district may contain nonmiddotcontiguous lots elsewhere in this PUD district or within a contiguous PUD district There shall be no specified minimum lot size for lots located within a development parcel The Planmiddot ning Board shall approve all lot sizes located within a development parcel

For the purpose of computing residential density the minimum land area for each dwelling unit shall be 600 square feet Residential denSity shall be computed based on the entire development parcel

There shall be no minimum width for the development parcel and no mirlimum width for lots located within the development parcel There shall be no minimum required front rear and side year requirements for a development parcel or for lots located within a development parcel The Planning Board shall approve all such building setbacks

Height The maximum height for any building shall be 85 feet

37

3-21

355

13551

13552

13553

1356

357

13571

13572

Usable Open Space The minimum ratio of usable space open to the total area of the development parcel as defined in Article 2cxx) and Section 522 shall be 20 except as modified below

The Planning Board may reduce the usable open space requirement if the development is located adjacent to a public open space and if the development is physically and funtionally integrated with the open space by means of building orientation location of building entrances pedestrian linkages between major activity centers or Similar factors

Usable open space shall include parks plazas landscaped areas open to the sky playgrounds balconies roofs developed for recreational or lesiure usage and pedestrian ways such as bridges decks arcades loggias and gallerias as specified by the Planning Board

Privateopen space at the ground level should be located and designed to complement and to be connected with existing and planned public open space in the district In approving a final development plan the Planning Board may specify certain landscaping and other site design details to assure that the PUD will be compatible with public improvements in the district and with the development policies outlined in the East Cambridge Riverfront Plan

Perimeter and Transition Any part of the perimeter of a planned unit development which fronts on an existing street or public open space should be so designed as to complement and harmonize with adjacent land uses With respect to scale density setback bulk height landscaping and screening

Parking and Loading Requirements Development In the PUD-4 district shall conform to the off-street Parking and Loading Requirements set forth in Article 6000 except as modified by Section 1357


( ) Residence Minimum number of spaces per group of dwelling units 10 per O

(2) PubliC Assembly Number of seats requiring one space 15




38

3middot

3573 On-grade parking not enclosed in a structure may be constructed In the PUO-4 District only under the following conditions

(1) On an interim basis in anticipation of later construction of structured parking provided that there is compliance With each of the following

(a) the future parking structure will be constructed within the District but it may be located either on or off of the lot

(b) construction of the future parking structure will commence Within three years of the date of permit application for development on the lot

(c) such future parking structure may be constructed andor operated by the applicant or by any public or priv~lte entity


(e) binding commitments shall exist to guarantee to the reasonable satisfaction of the Superintendent of BUildings that requirements (a) through (d) above shall be satisfied Such commitments shall be made by negotiated lease agreement deed restrtction covenant performance bond or comparable legal instrument

(2) On a permanent basis on the lot for visitors parking or for such other limited uses as the user of the lot deems appropriate provided that no more than 10 of the spaces required by Subsections 13571 and 13572 or 25 spaces whichever is greater shall be allowed on-grade under thiS Section 13573(2)

13574 The parking requirements specified in this Section 1357 may be satisfied in total or in part by a lease agreement between the developer and the City other public entity or prrvate consortium for use of parking spaces In a publiC or pooled private parking facility located Within the District The total number of parking spaces leased and constructed for the planned unit development shall be at least equivalent to the requirements specified In subsections 13571 and 13572


1361 Purpose The PUD-5 dlstrtct is intended to encourage the creatIon of a highly active urban environment around the planned AleWIfe transit station and to promote mixedshyuse development With an emphaSIS on oHice hotel and retail uses The Intent of these regulations IS to encourage larger scale developments aggregating existing parcels and by integrating prtvate projects With planned public improvements in accordance with the development guidelines outined in the 1979 report entitled Alewife Revltalilatlon prepared by the Cambridge Community Development Department

39

EAST CA~lBRIDG[ DEELOP~lE~T REnEh PROCESS AND GCIDELl~ES

The purpose of this document is to describe the current East Cambridge Development process and to reiterate the design principles on which the Planning Board and Community Development Department staff base their judgments of development proposals These principles are based pri marily on the East Cambridge Riverfront Plan which is referenced in the Planned Unit Development Districts 2 and of the Zoning Ordinance This sum mary also refers to the extensive experience of the Board and the Department in reviewing the eight projects hich have sought peD Special Permits in the last six years

June 1985

Table of Contents







E Exceptions 4










ATTACHMENTS 22




1




The peD Process


A Open Space Bonus




C Project Models


3



E Exceptions


4

Design Principles






5


1) Open Space




6






7

B Mix of Land Lses






1) Retail






8

0-3A

i I I I

9

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

Table of Contents







E Exceptions 4










ATTACHMENTS 22




1




The peD Process


A Open Space Bonus




C Project Models


3



E Exceptions


4

Design Principles






5


1) Open Space




6






7

B Mix of Land Lses






1) Retail






8

0-3A

i I I I

9

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39




The peD Process


A Open Space Bonus




C Project Models


3



E Exceptions


4

Design Principles






5


1) Open Space




6






7

B Mix of Land Lses






1) Retail






8

0-3A

i I I I

9

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39



E Exceptions


4

Design Principles






5


1) Open Space




6






7

B Mix of Land Lses






1) Retail






8

0-3A

i I I I

9

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

Design Principles






5


1) Open Space




6






7

B Mix of Land Lses






1) Retail






8

0-3A

i I I I

9

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39


1) Open Space




6






7

B Mix of Land Lses






1) Retail






8

0-3A

i I I I

9

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39






7

B Mix of Land Lses






1) Retail






8

0-3A

i I I I

9

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

B Mix of Land Lses






1) Retail






8

0-3A

i I I I

9

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

0-3A

i I I I

9

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

2) Housing


3 Office


4) Parking


10

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

C Elements of Form

1 ) Height




11

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

2) Scale


3) Massing





12





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39





5) Silhouette



13

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

6) Details


Materials



Awnings


14




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39




Balconies


Penthouse


Color


Windows


15

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

Art


Signs


16



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39



7

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

18










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39










Park Thlrd St


OfUce Retall



$ 18 (5 i

Thorndlke Second st


Offlce Restaurant


$ 20 Isf

(1986)




NA

( lHlf1

19












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39












20





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39





( 1984) $18-$20if


Office Parking

130000 s f 390 spaces






24 sf


Off ice RampD


Private


Hotel Parking



NA


Off ice Parking

100000 s f 350 spaces


NA



21

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

Attachments



22


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39


23
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39
















11 OCI f88110) 26OO IS) )001 IDC w 0

-~ [)0 16 14 J 100 10 jet) 18 IllS 0001




It n S

24

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

LEGENO

o


NEIG~BCQ~OOO


e31t~ OPEN SPACE

PROJECT aOUNOARV

bull 00

SCALE I~ FEET

1300



OEVELOPMENT OROJCT

25

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

LEGENC

EJJ

AEBIOENTIAL l

Eo OFFICE

_ INSTITUTIONAL

Im1 COMMIACIAL


INOUBTAIAL

LJ PARKING

D 0_TATION

PROJECT BOUNCARY


J DUBLIC

IMPRCVEMENTS


o 00 800I_________~--------~i



26



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39



-00 o i

i SCAlE IN FEET

27

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

3middot1

3252

1326

1327

3271

13 272

1331

332

13321













ReSidential Uses



12 11 78


28

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

3-12












29

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

3- 13




334 HeIght







30

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

13middot 4




(1) Residence 10











31

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

13364

341

1342










13-5

2 78

32

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

13-16

















the dlstrtct

33

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

3-17

1343

3431

13432

13433

13434

1344

13441

3442

13443






Height





34

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

3middot18

1345

13451

1346

347

13471













35

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

3472

35

352

13521

3522

13523

13524







Residential Uses






12 1178

36

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

3525

3526

353

13531

13532

13533

13534

1354

3-20














37

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

3-21

355

13551

13552

13553

1356

357

13571

13572













38

3middot












39

3middot












39

east cambridge development and review process guidelines

Documents